East Pilgrim
Street
Development
Frameworks
Consultation Statement November 2016
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
1
Table of Contents
I.
Introduction ............................................................................................. 3
Purpose of this Report
II.
Summary of Consultation Statement .................................................... 4
Consultation
Summary of Consultation Responses
Conclusions following Consultation
III.
Issues raised and how the council has
addressed them ...................................................................................... 6
Draft Report
IV.
Next Steps .............................................................................................. 28
V.
Appendix 1 Consultee List.................................................................... 29
VI.
Appendix 2 – Draft Letter ...................................................................... 34
VII.
Appendix 3 – Draft FAQ’s ..................................................................... 37
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
2
Introduction
The East Pilgrim Street area is identified as a key site in the Core Strategy and Urban
Core Plan (CSUCP) and represents one of the most strategically important City
Centre regeneration areas in the north of England. Newcastle has consistently been
identified as a location for major retail growth and provides the space for the retail,
leisure and commercial core to expand.
The Development Frameworks will provide guidance on how East Pilgrim Street can
come forward in a phased manner as there is a need to have a co-ordinated and
comprehensive approach to development. The frameworks will provide guidance to
promote development whilst sustaining and enhancing the character and
appearance of the historic environment.
Two Development Frameworks have been prepared for the area which cover the
East Pilgrim Street allocation in the CSUCP. The northern area of the East Pilgrim
Street site is allocated for retail led development which will provide a new retail
destination supported by a mix of uses. The central and southern areas are
allocated for mixed uses including offices, residential and leisure. The East Pilgrim
Street Development Frameworks will be a material consideration for all applications
within the area.
Purpose of this Report
The Town and Country Planning (Local Planning) (England) Regulations 2012, Part 5
(regulations 12 and 13) set out the requirements for public participation and
representations.
Before a local planning authority can adopt Development Frameworks it must
prepare a statement setting out the following:



Those who were consulted when preparing the Development Frameworks.
A summary of the main issues raised by those consulted.
How the issues raised have been addressed in the Development Frameworks.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
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Summary of Consultation Statement
The council is strongly committed to involving as many people as possible in the
preparation of the Development Frameworks to ensure that stakeholders and the
community have an opportunity to have their say. The council has undertaken one
round of consultation on the Development Frameworks and all submissions received
have been reviewed and considered where appropriate.
Consultation
The council promoted consultation by:

Sending a letter (Appendix 2) to the Local Plan database (Appendix 1) and
statutory bodies to inform them that the council has published the
Development Frameworks.

Sending a letter to residents and businesses located in the East Pilgrim Street
area and a letter and FAQs (Appendix 3) to all members, ward coordinators
and parish councils

Publishing the Development Frameworks on the website
www.newcastle.gov.uk/planning-and-buildings/planning-policy/planning-forthe-future-have-your-say and making them available to view in the City
Library and in the Civic Centre
Summary of Consultation Responses
Overall a total of 24 comments have been received on the East Pilgrim Street
Development Frameworks:

Consultation – was carried out from 28 July - 8 September 2016. 24 responses
were received. Of these 5 were by residents, 18 by organisations and 1 by
Members.
A summary of the main comment;

Transport
o
Supportive of pedestrian/cycle prioritisation in the area
o
Welcome discussions and further clarity regarding a new bus facility on
site

Retail
o
Comments regarding the continued need to ensure that new
development does not impact upon the existing primary shopping
area

Creative Businesses
o
Comments regarding the need to recognise the cultural significance
of the area
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
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o
Concerns for the creative and charitable businesses and organisations
in the area and consider their relocation

Student Housing
o
Comments regarding the promotion of more student accommodation
in the city centre

Viability
o
Concerns over the scale of the public realm, which may limit the
buildings footprint and potentially the viability of a scheme

Other comments
o
More detail should be included on the historic environment
o
Planning submission requirements should be flexible
o
There should be more detail on building heights
o
Comments in support of the redevelopment of the area
Conclusions following Consultation
The comments made have been considered and taken into account and have
resulted in some changes to the Development Frameworks. The council considers
that the approach taken is compliant with the Core Strategy and Urban Core Plan,
National Planning Policy and is supported by appropriate evidence.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
5
Issues raised and how the council has addressed
them
Draft Report
Consultation on the Draft Development Frameworks began on 28 July 2016 for 6
weeks.
The following table summarises the submission received and the council’s response.
Ref
160731
Northumbrian
Water Ltd
Summary of Submission
We strongly support the production of the
development frameworks to guide the
sustainable redevelopment of the East Pilgrim
Street area.
Suggest that there is scope within the identified
‘development principles’ to further promote
sustainable drainage and green infrastructure,
particularly given Newcastle’s role as a
demonstration city for the Blue Green Cities
project.
The provision of new public spaces, would
provide excellent opportunities for the inclusion of
blue green infrastructure in existing urban spaces
We recognise that the generic design principles
include the provision of a series of new ‘green’
spaces, new public realm and sustainable
architecture, however we consider that further
detail is required to ensure that the benefits of
additional green spaces and sustainable
buildings are maximised.
This detail could be included in the supporting
text of the document to include the requirement
for water sensitive urban design as part of any
development scheme or ‘green’ space
It is noted that the generic design principles for
both the north and south areas promote amenity
space at roof level where possible as part of new
developments, which could include the
opportunity to further promote the inclusion of
green roofs. The inclusion of green roofs in new
developments would result in amenity space
which would create new and exciting spaces
and views alongside reducing surface water
runoff.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Council Response
Support and comments
are noted. The wording
of the frameworks have
been amended to
reflect the potential for
the inclusion of blue
green infrastructure in
new public spaces. The
Core Strategy and
Urban Core Plan
contains policies on
placemaking and
Green Infrastructure
which forms Part 1 of
our Local Plan and
proposals will be
assessed to see if they
have addressed these
policies. We are also
currently preparing a
draft Development and
Allocations Plan which
will contain further
policies, for
Development
Management relating
to design of Green
Infrastructure.
6
160801
Natural
England
This document is unlikely to have major impacts
on the natural environment. We advise you to
consider the following issues;
Biodiversity enhancement. The Frameworks could
consider incorporating features which are
beneficial to wildlife, may wish to consider
providing guidance on the level of bat roost or
bird box provision within the built structure.
Landscape enhancement. The frameworks may
provide opportunities to enhance the character
and local distinctiveness of the surrounding
natural and built environment; use natural
resources more sustainably; and bring benefits to
the local community, for example through green
infrastructure provision.
Natural England has produced advice to help
LPA’s assess the impact of particular
developments on protected or priority species.
160805
Ashley Shield
I would express concern for businesses who are
currently thriving in the area. I worry the
enthusiasm to ‘re-generate’ the area will
degenerate the culture which already exists
there.
I encourage and implore the council to consult
with the businesses and residents in the area on
how they would like the area to develop around
what culture they have built.
In a city which already seems to be overflowing
with student accommodation, please don't ruin
people's culture by being ignorant of its
existence.
Comments noted.
Natural England have
not raised any site
specific issues and any
impacts would be
assessed as part of the
planning application
process. The Core
Strategy and Urban
Core Plan contains
policies on
placemaking and
Green Infrastructure
which forms Part 1 of
our Local Plan and
proposals will be
assessed to see if they
have addressed these
policies. We are also
currently preparing a
draft Development and
Allocations Plan which
will contain further
policies, for
Development
Management.
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which
located in the vacant
buildings. However, the
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
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East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
promotes a range of
uses. The northern area
is identified for retail led
mixed use and the
remainder of the area is
identified for mixed use.
160805
Richard
Coffey
The positive thing is that the disused cinema/café
area sandwiched between Watson House and
Yorkshire Bank is going to be removed and
replaced by a new vista.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Student
accommodation is
listed it is one of several
uses and the Council is
seeking to promote a
mix of uses.
The Council are
currently preparing a
Maintaining Sustainable
Communities
Supplementary
Planning Document
(SPD) which reviews the
current student housing
market in the city,
including the growth of
purpose built student
accommodation
market and private
rented sector in the
Urban Core. This SPD will
help manage the
growth of student
accommodation and
will supplement the
policies in the Core
Strategy and Urban
Core Plan. Once
adopted it will be a
material consideration
when determining
planning applications.
Comments Noted
8
This is long overdue: and the section of building
overhanging Pilgrim Street is an eyesore– I
understand it houses a few art galleries called
Vane, The Globe Gallery and other art projects
but there’s nothing welcoming at all in that area
or much to suggest that such work is housed
there.
160812 Go
North East
Go North East is supportive of the proposals.
Policy NC2 makes reference to a ‘new bus facility
on the eastern edge of the site reorganising bus
movements to and through the site as part of the
comprehensive redevelopment scheme’. We are
concerned that the indicative drawings in the
framework does not provide an indicative site for
such a facility.
In our opinion, a bus facility should be provided
within, or as close as possible to, the area
bounded by Market Street East, Pilgrim Street,
New Bridge Street and John Dobson Street.
Go North East welcome the opportunity for early
discussions to ensure people who use public
transport are not unduly penalised through poorly
sited bus provision.
Go North East have
highlighted the need to
reference to the bus
facility in policy NC2.
The indicative location
is now shown on the
policy. In line with the
policy Newcastle City
Council will have further
discussions about
provision of new and/or
improved bus
infrastructure for public
transport in the vicinity
East Pilgrim Street area.
The purpose of the
consultation is to take
on board feedback
from key stakeholders
to help us shape and
develop the proposals
for this site. We would
welcome further input
from bus operators in
the future.
1608012
Northumberla
nd County
Council
Supportive of the principles for the Core Strategy,
and the principles in these two documents. We
have no particular comments on the detailed
proposals.
Comments Noted
160822
Breeze
Creatives CIC
Breeze Creatives CIC helps drive the notion of
regeneration by using the empty buildings
(unwanted commercially) in the proposed East
Pilgrim Street area to house charities, other CIC's
and artists.
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
One major thing I have failed to see in the
consultation, is the discussion on who uses the
area and what happens to them? Getting the
council to support the area and understand its
benefits is key.
There are around a 1000 people either working in
this area or depending on the support it provides
them.
A modern approach should be taken to
regeneration and explain to those who may
leave the city because of the lack of affordable
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
9
160830 intu
space to operate in, how they can stay in
Newcastle. This can be done by the council
pushing landlords with empty spaces to house
these vital services and by perhaps reconsidering
their high business rates.
I do hope Newcastle council doesn't miss the
opportunity to utilise all its means of regenerating
its city and looks at every part of the vision.
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Intu is supportive of investment in Newcastle City
Centre, including development in the East Pilgrim
Street (EPS) area. New development should serve
to complement and strengthen the existing
Primary Shopping Area (PSA) rather than
compete with it.
Comments noted. The
terminology has been
changed from the Core
Shopping Area to the
Primary Shopping Area
to be consistent with
the Core Strategy and
Urban Core Plan. The
Development
Frameworks contain the
key policies of the Core
Strategy and Urban
Core Plan, they do not
however set out all
relevant policies or
supporting text. It is
expected that detailed
requirements will be
considered when
developing proposals
and that all relevant
policies will be
considered, including
policies UC2, CS7 and
NC2. The Planning
Submission
requirements have
been amended to
further clarify
information which will
need to be submitted
in support of
The extent of the PSA is defined in the adopted
Core Strategy (CS) and incorporates intu Eldon
Square shopping centre, the Northumberland
Street area and part of the Grainger Town historic
core of the city centre to the south and east of
intu Eldon square.
Reference is made to increasing costs,
competition and online shopping trends creating
a continued need to ensure that new
development at EPS does not threaten the
existing PSA.
For consistency and clarity, we ask that all
references to “Core Shopping Area are replaced
with “Primary Shopping Area”, as term
terminology in the Core Strategy.
It is appropriate and logical for CS paragraph
16.21 to be also included in the North area
document beneath Policy NC2. Also both
documents summaries of the Core Strategy
would benefit from the inclusion of CS paragraph
14.24 as it explains the relationship between the
existing PSA and EPS area.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
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Requests the following text to be included at the
end of the first paragraph of the Planning
Submission Requirements section:
“….sufficient detail to enable a full planning
application to be submitted. The following is not
an exhaustive range of issues that will be required
to be addressed at planning application stage.
Other matters will be required to be addressed
through accompanying assessments including
the impact of the development upon the Primary
Shopping Area, in accordance with Core
Strategy Policy UC2. The full scape of application
documents should be agreed with the Council at
pre-application stage”
applications and it is set
out that the Planning
Submission does not
include all matters that
may need to be
addressed therefore it is
not an exhaustive list.
Supportive of the pedestrian prioritisation of New
Bridge Street and Blackett Street and looks
forward to being consulted on any proposals for
these routes when they are known.
160831 The
Coal
Authority
No specific comments to make at this stage
Comments Noted
160901 Tyne &
Wear
Archives &
Museums
Supportive of these proposals
The plan to reduce John Dobson Street and
relocating bus routes so the area becomes more
pedestrian and cycle friendly is very welcome
friendly.
Comments noted. The
importance of Laing
and Library as major
City Centre uses are
recognised by the
Council as cultural
attractions which draw
significant footfall into
the area. The future
integration of the area
east of John Dobson
street was considered
whilst preparing policies
in the Core Strategy
and Urban Core Plan
and the Development
Frameworks. There will
be further consultation
on any redevelopment
schemes for the area
and on any proposals
for changes to the Blue
Carpet or development
close to the laing.
This opens up opportunities for a cultural hub
including the Laing and the City Library and the
Tyneside Cinema with improved pedestrian
access, circulation and the potential for
increased visibility and footfall for the Laing Art
Gallery.
There could be more connectivity with the City
centre shopping areas with the potential
improvement in building quality of Commercial
Union House and a repurposing into retail outlets.
The extension area highlighted in the framework
document outside the Laing –option area A 1and
4 on the plan would be ideal to develop the idea
of Pavilion café idea.
We would also support the use of increased
cultural/social use of the Blue Carpet area and
would be keen to develop joint ideas for both
generating income from and increasing use of
this area.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
11
160902 Tyne
Finance
As a local business dependent upon Newcastle
upon Tyne being fit to attract visitors and business
of all nature we are always interested in
redevelopment of the city. We have identified
east pilgrim street as an area which could
improve the number of retail outlets as well as
office space to house the growing tech and
services industries we work closely with.
Support Noted
We have long thought that the east pilgrim street
area is ideal for development, having read the
plans we specifically agree with the new
transportation plan and additional cycle paths.
Although not in the plan we would support
extending Northumberland Street south to allow
development of the old Odean into a shopping
centre and the old Police station into a large
department store. Such landmark
redevelopment would bring hugely increased
footfall to the area and a willingness for Finance
providers to invest in the area allowing for
redevelopment of numerous outlets in the
surrounding area. Furthermore the old bus station
could be used as an outside market attracting
footfall. We are aware of numerous small traders
who would be open to opening a market stall in
town.
160905
Gateshead
Council
Both the North and South frameworks restate
policies NC2 and UC7 from the CSUCP however
the bus facility is not shown on the drawing to
reflect the CSUCP.
Site constraints and opportunities sections do not
refer to significant number of bus movements
throughout area. Transport Phasing diagram
gives little detail to the nature of the works
involved in any of the phases.
We would state that there must be capacity in
terms of roadspace and bus stop infrastructure
for westbound journeys on Market Street and
Grainger Street sections of the bus loop.
Clarification is required of the access
arrangements to the bus loop from Tyne bridge.
Comments noted. The
potential bus facility
locations are now
included in the
Development
Frameworks to reflect
the CSUCP. The
Planning Submission
requirements and the
plans have been
amended to reflect the
requirements and refers
to the need to consider
supporting text
requirements in the
Core Strategy.
There are inconsistencies between strategic
urban design diagram and how these principles
are translated into site specific guidance - ie the
bus/cycle improvements for Market Street don’t
appear in the site specific guidance for each
adjacent development area and are sometimes
described as ‘potential’ but sometimes not.
The future operation of
the bus loop and bus
stop infrastructure will
be considered as
detailed proposals for
the bus loop are
developed.
The frameworks could have made reference to
how this area will form part of and contribute to
the existing Primary Shopping Area in terms of
proposed uses and frontages. The Planning
Submission Requirements section should include
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
12
reference to the need for an application to
include an impact assessment to consider
impacts on the existing Primary Shopping Area.
160906 The
New Bridge
Project
Pilgrim Street area has become a significant
cultural epicentre within Newcastle City Centre,
host to a large number of cultural organisations.
Due to the significance of the area, we
would urge the cultural landscape to be
considered in future city plans and a
commitment to at least recognising this by giving
mention to culture within this framework
We would argue that a strong cultural
offer is a primary driver for the renaissance that
the city council is seeking to achieve.
This area has become a place of cultural
and creative making, showing, participation,
engagement and consumption from important
permanent spaces and venues such as Laing,
Theatre Royal, Tyneside cinema, to organisations
of national significance such as Vane, Newbridge
& Northern Charter
We request any plan includes the need to
consider and consult the existing cultural
organisations and creative community on the
planning and redevelopment throughout the
entire process in order to embed the existing
needs of the community into the planning.
We have some concerns that the planning
framework could be exploited to give way to a
very student accommodation heavy
development, including;
Queries about whether new
accommodation meets a demand in the city
More student accommodation would not
be a future asset to the city, as it is not income
generating for the city council (Students don’t
pay council tax)
Large groups of students can create a
mono culture and don’t add to the diversity of a
cityscape offer
Impact of transient community in terms of
civic ownership, care for area, visitor numbers
etc.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which are
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
promotes a range of
uses. The northern area
is identified for retail led
mixed use and the
remainder of the area is
identified for mixed use.
Student
accommodation is
listed it is one of several
uses and the Council is
13
seeking to promote a
mix of uses.
The Council are
currently preparing a
Maintaining Sustainable
Communities
Supplementary
Planning Document
(SPD) which reviews the
current student housing
market in the city,
including the growth of
purpose built student
accommodation
market and private
rented sector in the
Urban Core. This SPD will
help manage the
growth of student
accommodation and
will supplement the
policies in the Core
Strategy and Urban
Core Plan. Once
adopted it will be a
material consideration
when determining
planning applications.
160908 Taras
Properties Ltd
On the whole Taras Properties are supportive of
the development frameworks and the approach
to produce a North and South Development
Framework. Architects acting for Taras Properties
Ltd have already done feasibility work for the
area and therefore they have made detailed
comments on the Development Frameworks.
In respect of the Southern Framework the
following comments were made:
Former Bank of England
•Definition of landmark building should be clearly
defined and there should be explicit reference to
the potential for a building of 12 storey’s
Public Realm
•Clarity requested on need to remove subways
and realign the Pilgrim Street Junction onto 55
Degrees roundabout. It is requested the
Development Framework reflects the proposals
submitted by Taras Properties Ltd.
Public Realm within the site
•Concern is expressed over the scale of the
public realm space shown on the illustrative plan
limiting the building footprint and this would
impact on the viability of a scheme.
•It is requested that the images in the
Development Framework reflect the proposals
submitted by Taras Properties Ltd.
Worswick Chambers and 93-101 Pilgrim Street
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Comments noted and
responded to as
follows:
The Development
Frameworks define
where there is potential
for landmark buildings.
They have been
amended to include
further clarity on the
definition of landmark
buildings. However, it is
not intended that the
Development
Frameworks provide
detail on building
heights. Appropriate
height needs to be
determined as part of
detailed planning
applications which are
supported by
assessments.
The removal of subways
and overhead
walkways is a complex
process and there will
need to be detailed
consideration of site
specific issues which will
14
•The Development Framework sets out that the
buildings are in poor condition but should
recognise that they need to be significantly
adapted to support a return to beneficial use.
Enigma Bar
•The Development Framework should explore the
opportunity to remove the local listing in favour of
future opportunities to holistically develop the site
Car Parking
•The Development Framework should set out the
ambition to upgrade and reconnect parking
provision, particularly to the Manors Car Park.
Fire and Police Station
•The public space identified in the centre of the
existing Fire and Police Station site should be
retained as a private space. Our client would
object to any proposals for this to be a public
space.
•The building’s set back facade presents an
opportunity to develop a high quality public
space to the fire station’s frontage,
•The opportunity for new connections to
courtyard and development to front onto Market
Street and Carliol Street should be amended to
“Opportunity for development to front onto
Market Street and potential courtyard”.
•The potential for new public courtyard space to
be created around fire tower should be
amended to read "Potential courtyard around
fire tower"
Bus Station
•The new public courtyard space behind the
Worswick Street Bus Station should not be
designated as public space. We request that this
is amended in the Development Framework.
Broadacre House
•The development frameworks should support
the potential for Broadacre to be developed for
office or residential uses
•The development frameworks should be flexible
in relation to the ‘active edge’ extending along
Market Street only, and not wrapping around
Carliol Street and Worswick Street.
Planning Submission Requirements
It is requested that a flexible approach is taken to
application of the Development Framework
where it can be justified as circumstances may
change over time
North Area
The connection between New Bridge Street West
and Manors should be improved and there
should be more emphasis placed on this in the
Development Frameworks
Uses
•Area B should identify both retail and leisure led
as uses acceptable for the development of this
site.
Carliol House
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
be progressed over
time.
The scale of public
realm shown on the
plans is for illustrative
purposes only and the
size will need to be
determined as part of
the detailed planning
application process
and supported by
assessments.
The text on the listed
buildings and local list
buildings needs to
reflect the current
position. Whilst the
buildings are in poor
condition, detailed
information on the
condition has not been
provided nor any
justification provided for
their alteration in
accordance with the
NPPF. Planning
permission is not
required for demolition
of the Odeon.
A potential connection
is shown to the Manors
Car Park this is
considered to be the
appropriate level of
detail in the
Development
Framework.
Reference to private
space has been
removed to take
account of comments,
it is now simply referred
to as open space.
Comments are made
about specific use of
buildings such as
Broadacre House and
Area A. The
Development
Frameworks reflect the
uses set out in Policy
NC2 of the Core
Strategy and Urban
Core Plan which
promote retail led
mixed use in the
northern area and
mixed use in the
15
•Clarity that any development abutting Carliol
House will need to make significant adaptations
to the rear and interior of this Listed Building.
Potential Connection to Hood Street
•The diagrams within the development
frameworks should be amended to consistently
pick up this key positive alignment through the
area and on to the Blue Carpet
Potential for Important Corner Building
Clarity is sought on how an important corner
building is defined.
Odeon Site
•This building is not listed and is in a very poor
state of disrepair. The final development
frameworks should confirm that it is suitable for a
complete redevelopment of this site.
160908
Commercial
Union House
We believe a cultural offer can play an important
part of enhancing the experience of both
residents and visitors and contribute to initiatives
such as ‘Alive After Five’
White Box Projects welcomes the renewed
discussions around the future development of
East Pilgrim Street. We believe that embedding
culture and creativity within the area (and, by
extension, the community) can contribute greatly
to creating a legacy that leaves the city with
both an enhanced profile nationally and
internationally, drawing newcomers to live and
work here as well as contributing to making it a
better place to live for those who already call it
home, including assisting with graduate retention.
It would be a significantly positive action to see
the potential of culture as a driver of urban
renewal acknowledged to a greater degree
within the Development Framework.
In direct relationship to this it would be productive
if there were some investigation into the existing
capital funding for cultural buildings and
initiatives that could be levered to trigger future
investment within a mixed-use development that
could prove mutually beneficial.
On an overall note, we would suggest that the
wealth and diversity of activity outlined should be
recognised within future mapping of the vision for
the area through recognising us as stakeholders.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
southern area and
there was extensive
consultation throughout
preparation of the Plan.
The Planning Submission
requirements have
been amended to
reflect the need to
provide greater clarity
on various issues taking
account of various
comments in
consultation responses.
However, it is not
intended to be an
exhaustive list.
The Core Strategy and
Urban Core Plan
provides more detail on
policies which need to
be considered such as
Primary Pedestrian
Routes and the historic
environment.
Comments Noted. The
Council recognises that
there are currently a
wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
16
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
160908
Historic
England
We welcome the direction set out in the
documents and supportive of most of the
‘generic design principles’, but more should be
done to address the historic environment as
directed in the NPPF.
Particularly positive aspects include:
•
Re-opening the lost route of Higham
Place; we prefer this option in Area A.
•
Improving permeability with a new route
from Hood Street to John Dobson Street; we
prefer this option in Area B.
•
Opening up the line of the town wall with
Plummer Tower as an anchor asset; we prefer this
option in Area D.
•
Notionally re-connecting New Bridge
Street East with Manors Metro Station even if not
directly with New Bridge Street West because of
the Central Motorway.
•
Maintaining a strong built corner at the
junction of Pilgrim Street and New Bridge Street
East.
•
Identifying the west side of the Laing Art
Gallery as a potential site for an extension, and
recognising the permeable potential of the
courtyard at the former fire station.
•
Whilst the locations of suggested
landmark development are good, we are
concerned about the extent of guidance on
them, as discussed below.
Support and comments
noted. The wording of
the Development
Framework has been
amended to include
additional text on the
historic environment
and reference has
been added to the
Conservation Area.
The setting extents
have been omitted in
response to comments
made. Detail has been
added on what is
considered to be a
landmark building.
It is not intended that
the Development
Frameworks provide
detail on building
heights. Appropriate
height needs to be
determined as part of
detailed planning
applications which are
supported by
assessments.
Issues which should be amended include:
•
A positive strategy for the historic
environment, more than a statement that listed
buildings are to be retained (p.39 in both
documents).
•
Reference to heritage assets outside the
study area could also be bolstered, eg. the
setting of the Central Conservation Area. The
term ‘significance’ which underpins historic
environment decision-making does not appear in
the documents.
•
The urban design analysis should make
clear that all potential impacts will be taken into
account, which could be much wider across and
beyond the city depending on the scale of
development proposed. It would be better to
omit the setting extents on the maps and,
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
17
instead, briefly set out the issues which affect
setting
•
Whilst we accept the documents will not
set out heights, they must say more on the issues
to be taken into account when considering the
landmark development sites.
•
In the South Area document, the pattern
of burgage plots and lanes should be included in
the positive strategy, not just referred to in the
historic analysis. For example, it could be a locally
distinctive design hook for the layout of the
suggested new open space in Area E.
•
Also in Area E, the locally listed building is
not specifically mentioned. It must be clear that
relevant policy is to be met in relation to this
designation.
•
References to architectural style should
be omitted from the ‘generic design principles’.
The principles set by heritage assets should be the
focus: layout, scale, proportions, massing and
height.
•
Guidance of this level should avoid use of
terms such as ‘where possible’.
•
Historic England would welcome input to
future site briefs or design codes suggested.
160908 Julia
Heslop
Nowhere in the document does the framework
mention the huge amount of arts organisations
and charitable organisations operating in this
area and the positive impact that they are
having on the life and economy of the city
centre. I understand that the plans are mainly to
look at the physical environment of the area and
the potentials for this, but I cannot understand
why the positive footfall of these buildings
currently is not being taken into account.
The documents mention that you would like
create an area that helps to diversify the culture
of the area, but again no mention of how much
the current use is already doing this
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Comments Noted. The
Council recognises that
there are currently a
wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The East Pilgrim Street
Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which are
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
18
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
160908
Northern
Creative
Solutions
Northern Creative Solutions is pleased to see
updated plans for the development of the East
Pilgrim Street zone. We view it as an opportunity
for Newcastle City Council, in partnership with
others, to assert its vision for our city as the
regional capital.
We welcome the recognition of the physical
assets – listed buildings and monuments – in the
area and the cultural impact of the Laing Art
Gallery. However we are disappointed that there
is no specific reference to culture and cultural
use in the frameworks and no recognition of
existing cultural and community assets and the
benefits we collectively bring to the city centre.
We are concerned that more student
accommodation is planned.
We recommend that culture and community are
included in the frameworks, which would lead to
a greater diversity beyond the current residential,
retail, commercial (office) and leisure uses.
We also request that existing communities, groups
and organisations are consulted on, and involved
with, the ongoing development plans.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The East Pilgrim Street
Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which are
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
19
160908
Reuben Hiles
The Reuben Brothers own most of the area and
therefore the Council’s plan is questioned.
The area should not be a continuation of
Northumberland Street. The uses suggested
would not be good for the long term growth of
the City. There are plenty of unused shops in the
City Centre.
It is suggested that some buildings are retained
including the Odeon and it is put forward that it
would be a good venue space. Worswick
Chambers should be used for pop up shops at
ground level with offices or residential flats
above. Additionally it is set out that Carliol House
should be reused as a hotel and the Police
Station and Fire Station reused to create City
Centre housing for professionals. Concerns are
raised that there is too much student
accommodation in the City Centre, with the
suggestion that student accommodation in this
area would be to the detriment of the wider city.
It is suggested that some buildings are
demolished including Commercial Union House. It
is put forward that this would provide the
opportunity for expansion of the Odeon building.
It is put forward that the NCP car park should be
demolished and a centre for artists created. It is
set out that some buildings should be demolished
including Enigma to create more parking. The
Old Bus Station could be used as a Church
Centre.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Comments Noted. The
Development
Frameworks seek to
retain many of the
buildings mentioned.
However, the
development
frameworks are not
intended to be
prescriptive above
specific uses for
individual buildings.
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The East Pilgrim Street
area has been
identified as a major
development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
promotes a range of
uses. The northern area
is identified for retail led
mixed use and the
remainder of the area is
identified for mixed use.
Student
accommodation is
listed it is one of several
uses and the Council is
seeking to promote a
mix of uses.
20
The Council are
currently preparing a
Maintaining Sustainable
Communities
Supplementary
Planning Document
(SPD) which reviews the
current student housing
market in the city,
including the growth of
purpose built student
accommodation
market and private
rented sector in the
Urban Core. This SPD will
help manage the
growth of student
accommodation and
will supplement the
policies in the Core
Strategy and Urban
Core Plan. Once
adopted it will be a
material consideration
when determining
planning applications.
160908 Space
Six CIC
Space Six only represents a fraction of the current
cultural, creative and community epicentre that
sits within the East Pilgrim Street Development
Site. This area has become a place of making,
showing, participation and consumption from
recognised venues and institutions.
We are surprised and rather disappointed to see
the lack of reference to culture and community
in the proposed framework. We are pleased that
the Laing’s cultural offer has been identified.
However, we feel it is important that the
framework also acknowledges existing cultural
assets.
Space Six would welcome and encourage
culture and community to be included in the
frameworks.
Space Six are concerned about proposed further
student accommodation developments planned
for the area. We query the demand of these
developments and are concerned about the
impact these developments would have,
creating transient communities and leaving the
city centre empty for significant periods.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which are
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
21
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
promotes a range of
uses. The northern area
is identified for retail led
mixed use and the
remainder of the area is
identified for mixed use.
Student
accommodation is
listed it is one of several
uses and the Council is
seeking to promote a
mix of uses.
The Council are
currently preparing a
Maintaining Sustainable
Communities
Supplementary
Planning Document
(SPD) which reviews the
current student housing
market in the city,
including the growth of
purpose built student
accommodation
market and private
rented sector in the
Urban Core. This SPD will
help manage the
growth of student
accommodation and
will supplement the
policies in the Core
Strategy and Urban
Core Plan. Once
adopted it will be a
material consideration
when determining
planning applications.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
22
160908 World
Headquarters
Ltd
Concerns that there appears to be no clear
commitment expressed by the City Council at this
stage to retain key existing uses / occupiers within
the new plans & scheme proposals.
The Frameworks fail to acknowledge the
existence of my business only refers to 'a number
of offices, residential & cafes at ground floor' and
I am unaware of more than one cafe in our area,
therefore I feel that part of the consultation
document is misleading.
We would like clarification of just what you are
willing to allow.
We would like confirmation that it is retention or
refurbishment that is to be permitted for our
block, Curtis Mayfield House.
I feel that as many small, independent businesses
as possible should be encouraged to populate
the area, bringing true diversity & a more
interesting retail offer, creating a counterpoint to
the bigger department & anchor stores, that the
city already has & may well further gain from this
scheme. It would be good to see it develop &
evolve to really reflect a truly modern, diverse,
cosmopolitan, retail & leisure led offer.
I'd also like to see this substantial opportunity
maximised, to do something to increase the
provision of activities for young people in the city,
be that by providing more appropriate public
realm space, or specific projects.
160908 Cllr
Greg Stone
1 Transport
Supportive of the council’s aspiration for a ‘bus
loop’ to manage and reduce ‘conflict’ between
buses and pedestrians. However we believe
further debate is needed to consider the
implications of this shift and the deliverability of
this aspiration.
We would welcome further information on how
and where a new bus hub is to be provided, the
proposals for reducing traffic and additionally the
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
The Council recognises
that there are currently
a wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area. The Development
Frameworks would
allow for the retention
or refurbishment of
Curtis Mayfield House.
The East Pilgrim Street
area has been
identified as a major
development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
promotes a range of
uses. The northern area
is identified for retail led
mixed use and the
remainder of the area is
identified for mixed use.
The transport proposals
for the bus loop and
bus facility are
identified in policies in
the Core Strategy and
Urban Core Plan and
the desire to remove
walkways and
underpasses in the area
is also set out. The
23
proposals for wide mass-capacity pedestrian
crossings in the area.
The aspiration for grade-level crossings, the
removal of walkways and the proposal to
improve the Central Motorway footbridges is
welcome.
2 Zoning & Usage
a)
Retail
We consider it is important to establish the extent
to which the Reuben Brothers, who have
significant landholdings in the area, are
supportive of the frameworks.
Thought is needed as to how best to improve
pedestrian footfall, tenants and retail values. A
focus on particular types of retail
specialism/stores may be appropriate.
We hope there will continue to be an aim to
create further high-end retail on New Bridge
Street West and Pilgrim Street, but accepts that
economic conditions, viability and the council’s
significant stake in Eldon Square risks acting as a
disincentive to adding significant retail
competition.
Worswick Street area, (particularly if close to a
public space) should have the potential to be an
attractive urban quarter, perhaps with an
‘alternative’ focus, featuring independent
fashion, arts, youth culture shops and nighttime
economy uses.
b)
Student housing
Consider that further work is needed to explain
the relationship between retail, residential and/or
student development within northern area. A
clearer pictures of which areas should and should
not be considered for student development
would be beneficial – we would not be
supportive of student development across the
board.
Removal of the 60s/70s buildings will be
challenging and it is important to avoid simply
creating replacements on the same footprints.
Redevelopment of the Hadrian/ Higham House is
however necessary and welcome.
3 Urbanism, Conservation, Art & Heritage
More clarity is needed on the aspirations for
major buildings in the area including Carliol
House, the Odeon, fire station and police station.
The visuals appear to favour new ‘Science City’
style blocks, questions arise whether this would
lead to the development of a distinctive
character area which reflects the existing older
buildings.
Thought should be given to how a new public
space/urban park area can be made
welcoming, safe and well used. Welcome
reassurances from the council on the approach
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Council will work with
developers and
stakeholders to deliver
these projects, they are
likely to come forward
in a phased manner
over several years
alongside the
development of blocks
within the area.
The Reuben Brothers
have submitted a
representation and
confirm their support for
the Development
Frameworks. They have
made various
comments which have
been considered
alongside others and
some minor changes
have been made the
Development
Frameworks to clarify
various matters.
The northern area is
allocated for retail led
mix use and in the Core
Strategy and Urban
Core Plan and the
Council will work the
landowners to bring
forward development
which positively
enhances the retail
centre. The remainder
of the area is allocated
for mixed use and sets
out principal uses.
Policy NC2 in the Core
Strategy and Urban
Core Plan outlines the
acceptable uses in the
area and the
Development
Frameworks are
prepared to support
the Core Strategy. They
seek to explain how
development can
forward in
comprehensive but
phased manner. The
Development
Frameworks are not
intended to be too
prescriptive on which
uses should be
developed in each
24
to public art in the area. More could be done to
reflect the area’s historical context
4 Key Questions
Q1) What is the council’s vision for key buildings
such as the Odeon, fire station, and Carliol
House?
Q2) Where is the bus station going to go and how
will this be funded?
Q2) How deliverable and realistic are the
pedestrianisation plans and bus re-routing?
Q3) What is the deliver y strategy for this part of
the city centre and how does the council intend
to ensure it becomes a desirable urban quarter
which will attract high quality development? With
a fair wind this is possible but it is striking that little
or no progress has been made in recent years.
Further work on site assembly, market testing, and
identification of end users is required to make this
deliverable.
Q4) How does the council prevent this area
becoming over-run by low-quality student
development, which continues to be the main
form of developer interest?
Q5) How does the council overcome the issue of
lack of co-operation from landowners such as the
Reuben Brothers?
Q6) What is the council’s proposed approach to
“night time economy” uses in this area?
Q7) What “success factors” does the council
envisage for this area?
plot. A draft SPD
Sustainable
Communities is
currently the subject of
consultation and this
includes a criteria
based policy which will
help maintain
balanced mixed
communities and will
help manage student
accommodation.
The modelling illustrates
potential building
locations and spaces
reinforcing the street
pattern. It is not
intended to show a
particular building style,
character or building
heights. This will need
to be assessed through
detailed planning
applications supported
by analysis and
justification. Policy UC17
sets out the
requirement for public
art on Key Sites.
In terms of vision Policy
NC2 in the Core
Strategy and Urban
Core Plan supported by
the Development
Frameworks provide a
clear planning position
to guide the future
development of the
area.
The Council will work
with landowners and
stakeholders to deliver
phased redevelopment
of the area. Feasibility
work has recently been
completed to consider
the redevelopment of
the southern block
fronting onto Pilgrim
Street. This feasibility
work has been carried
out jointly by the
Council and the
landowners. These
Development
Frameworks provide the
basis for further
discussions and set out
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
25
how individual plots
can come forward.
160909
Newcastle
Building
Society
The Society is supportive of the high level
ambitions of the framework on the basis Portland
House and its current use is not overlooked.
One of the key elements of the proposals that we
are keen to understand and have input to is road
infrastructure and access to Portland House. The
impact of John Dobson Street works are yet to be
seen but it is worth explaining that vehicle access
to the site for staff and ongoing servicing remains
important both during and post development.
Support Noted. It is
acknowledged that
there will need to be
further discussions with
key stakeholders
regarding road
infrastructure and there
will be consultation on
any redevelopment
scheme for the area
and on any proposals
for change to road
infrastructure and
access.
160911
Sebastian
Messer
Disappointing that this consultation has been
conducted over a period when a lot of people
who will be affected by it are on holiday and that
the consultation has been so poorly publicised.
Concern that this "vision" does not even reflect
reality, let alone propose a viable future. Even
before the 2008 banking crisis, high streets were in
decline as internet shopping reduced retailers'
footfall. Only services which required a physical
presence: bars, cafes, restaurants and
hairdressers, were hanging on.
Building more empty shop fronts does not create
an "active frontage". The student
accommodation bubble is already at saturation
point.
Any plan for the Pilgrim Street area ought to start
from the position of accommodating and
promoting the thriving, artistic and
entrepreneurial communities who have occupied
the existing buildings, with the support of the City
Council. Our city centres need greater diversity to
keep them alive. The "party city" after dark is a
monocultural "zombie" economy. The income is
twice that of policing and cleaning up the mess,
but it does nothing to create a family-friendly 24
hour city which could attract both locals and
tourists.
Newcastle should be making a bold statement
about the future and recognising the value of
what it has. Dusting off a backward-looking plan,
for more shops, more offices, more student
accommodation, will do nothing to improve the
fabric of the city and will destroy the social,
economic and creative engine other cities are
investing money in trying to encourage.
Comments Noted. The
Council recognises that
there are currently a
wide range of uses in
the area which make a
valuable contribution
to the City Centre.
Reference to the
current nature of uses in
the area has been
added in the
Development
Frameworks.
The Development
Frameworks provide
guidance for the future
development of the
area and it is not
intended for them to
set out details of all the
existing uses across the
area.
It is acknowledged that
there will need to be
discussion about the
future relocation of the
existing artists and
cultural uses which
located in the vacant
buildings. However, the
East Pilgrim Street area
has been identified as
a major development
opportunity for many
years and it is identified
as a key site in the Core
Strategy and Urban
Core Plan. There was
extensive consultation
on the Plan over
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
26
several years and there
will be further
consultation on any
redevelopment
schemes for the area.
Policy NC2 of the Plan
allocates the site for a
range of uses. The
northern area is
allocated for retail led
mixed use and the
remainder of the area is
identified for mixed use.
Student
accommodation is
listed it is one of several
uses and the Council is
seeking to promote a
mix of uses.
The Council are
currently preparing a
Maintaining Sustainable
Communities
Supplementary
Planning Document
(SPD) which reviews the
current student housing
market in the city,
including the growth of
purpose built student
accommodation
market and private
rented sector in the
Urban Core. This SPD will
help manage the
growth of student
accommodation and
will supplement the
policies in the Core
Strategy and Urban
Core Plan. Once
adopted it will be a
material consideration
when determining
planning applications.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
27
Next Steps
Adoption
It is anticipated that the council will adopt the East Pilgrim Street Development
Frameworks in November 2016. Upon adoption, the council is required to prepare an
adoption statement, which specifies

the date the development frameworks are adopted

Any modification made
They are also required to prepare a consultation statement. These statements along
with the adopted development frameworks must be published online and any
person who has asked to be notified needs to be informed.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
28
Appendix 1 Consultee List
The Council consulted the following:
Ref
Consultee
Ref
Consultee
GO0165
Zytronic Displays Ltd
GO0064
Food Nation
SC014
Woolsington Parish Council
GO0099
Fairhurst
GO0146
GR0090
Exigo Project Solutions
GO0028
Woodland Trust
Westfield Independent Day School
for Girls
Ward Hadaway
SC017
Environment Agency
GO0004
Walton and Cole
GO0011
England & Lyle
Elders Council of
Newcastle
EE
GO0096
GO0087
Walker Technology College
GO0076
GO0070
Excelsior Academy
GO0015
Walker Morris LLP
SC035
GO0088
SC006
SC034
Walbottle Campus
Vonne (Voluntary Organisations'
Network North East)
Vodafone and O2
GO0069
Durham County Council
Durham County Badger
Club
DPP
GO0025
University of Sunderland
GR0088
DPDS
GO0157
GO0172
Downing
GO0034
Tyne and Wear Pension Fund
Tyne and Wear Joint Local Access
Forum
Tyne and Wear Fire and Rescue
Service
Tyne & Wear Fire and Rescue
Service
Tyne & Wear Archives & Museums
GO0003
Davis Planning Partnership
SC036
Three
GO0091
Dame Allan's Schools
GO0019
Thomas Walling Primary Academy
GO0149
Cussions
GO0148
The William Leech Charity
GO0156
CPRE
GO0161
The Theatres Trust
SC031
Civil Aviation Authority
GO0059
The Planning Bureau
GO0029
Citizens Advice Bureau
SC016
The Coal Authority
GO0014
Chris Thomas Ltd
GO0155
Tesco
SC026
CE Electric UK
GO0049
Taylor Wimpey
GO0010
GO0038
GO0055
GO0160
GO0044
GO0163
GO0074
SC011
GR0089
Discovery School
Dinnington Parish Council
DevPlan UK
SC004
Sunderland City Council
SC010
CAMRA
c/o Elders Council of
Newcastle
Brunswick Parish Council
GO0086
Studio West
GO0012
Brummitt Architects
GO0024
Straightline Construction Co Ltd
GO0113
GO0114
Sykes Property Consultants
GO0027
GO0040
St. Vincent's RC Primary School
GO0042
British Geological Survey
Blakelaw and North
Fenham Parish Council
Bishop of Newcastle
GO0085
St. Mary's Catholic School
GO0075
Benfield School
GO0084
St. Cuthbert's RC High School
GO0168
Bellway Homes
GO0067
St. Cuthbert's Primary School
GO0050
Barton Willmore
GO0017
SSA Planning Limited
GO0060
Barton Willmore
Barratt David Wilson
Homes
Banks Group
GO0008
GO0106
GO0033
Story Homes
SSA Planning
Sport Newcastle
SC009
GO0057
GO0047
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
29
GO0039
Sport England
GO0089
Bahr Academy
GO0046
Sport England
GO0158
GO0007
Signet Planning
GO0009
Asda Stores Ltd
Amec Foster Wheeler E&I
UK
Amec Foster Wheeler
GO0178
Signet Planning
GO0056
Aldi Stores
GO0179
Signet Planning
GO0174
Adderstone Group
GO0006
Shepherd Offshore
Scotswood Village Residents
Association
Savills
GO0071
Catherine McKinnell MP
GO0073
Nick Brown MP
GR0001
Heatherington
GO0032
Save Dunston Hill
Sacred Heart Catholic High
School
Ryder Architecture
GR0003
A Evans
GO0095
Royal Grammar School
GR0004
R Davison
GO0066
Public Health England
GR0005
J. Alan Biggins
GO0166
PNE Group
GR0006
Sharon Clarke
GO0151
PNB Paribas
GR0007
C Thompson
GO0103
Planware
GR0008
Grey
GO0021
Persimmon Homes
GR0009
David White
GO0054
Persimmon Homes
GR0010
Vivien Garbutt
GO0150
Persimmon Homes
GR0011
Linden Robson
GO0145
Peacocks
GR0012
EAPB Metcalf
SC030
Office of Rail Regulation
GR0013
RV Hickie
GO0005
Northumbrian Water Ltd
GR0014
Mick Duffy
SC023
Northumbrian Water
GR0015
Colin Dickenson
GO0041
Northumbria University
GR0016
Horn
SC029
GR0017
Nick Glover
GO0100
Northumbria Police Headquarters
Northumbria Police and Crime
Commisioner
Northumbria Police
GR0019
Claire Prospert
GO0037
Northumberland Estates
GR0020
Irene Scott
GO0167
Northumberland Estates
GR0021
Paul Rowe
SC001
Northumberland County Council
GR0022
Helen Wright
GO0094
Northern Counties School
GR0023
SC002
North Tyneside Council
GR0024
Alan Davies
SC013
North Gosforth Parish Council
GR0025
James Wilkinson
SC008
North East LEP
GR0026
Jim Jinks
SC007
GR0027
K & G Hunter
GO0022
North East Combined Authority
North East Chamber of
Commerce
Nicholson Nairn Architects
GR0029
P Fisk
GO0065
NHS England
GR0030
Deborah Ward
GO0053
NGP Consortium
GR0031
Marek Bidwell
GO0048
Nexus
GR0032
Malcolm & Alison Black
GO0020
NewCycling
GR0033
A & L Rule
GO0061
Newcastle University
GR0034
Shiela E Cooper
GO0062
Newcastle University
GR0035
K Batchelor
GO0105
Newcastle University
GR0036
Mary Brown
SC005
GO0031
GO0001
GO0162
GO0083
SC028
GO0043
South Tyneside Council
GO0112
GO0072
GR0002
GR0018
GR0028
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Chi Onwurah MP
Desmond Delaney
Jeff Forster
Hyman
JC Challans
30
GO0108
Newcastle University
GR0037
Lawrence Gray
GO0147
Newcastle University
GR0038
J McDonald
GO0093
Newcastle School for Boys
GR0039
Michael Hogg
GO0092
Newcastle Preparatory School
GR0040
Christine Elliott
SC033
Newcastle NE1 Ltd
GR0041
Alan Beale
GO0090
GR0042
Yvonne Tate
GO0018
Newcastle High School for Girls
Newcastle Gateshead Clinical
Commissioning Group
Newcastle First Community Party
GR0044
JP & S Green
GO0104
Newcastle CVS
GR0045
Norma Lees
GO0016
Newcastle College
GR0046
George Burgess
GO0110
Newcastle City Council
GR0047
Sandy Irvine
SC032
Newcastle City Council
GR0048
Monica Nevin
SC020
Network Rail
GR0049
E McMullen
GO0152
Naylors Chartered Surveyors
GR0050
Alison Whalley
SC019
Natural England
GR0051
David Caldicott
GO0111
National Grid
GR0052
Ian Alder
SC025
National Grid
GR0053
Richard Foster
GO0052
Nathaniel Lichfield and Partners
GR0054
Ralph Pattisson
GO0173
Metnor
GR0056
Roy Sanderson
GO0102
GR0057
Robert & Joan Greenup
GO0176
McDonalds
McCarthy and Stone Retirement
Lifestyles Ltd
Marine Management
Organisation
Malhotra Group
GR0060
Margaret Armstrong
GO0013
Lambert Smith Hampton
GR0061
David A Donaldson
GO0107
KFC
GR0062
S Khalid
GO0082
Kenton School
GR0063
Liz Richley
GO0068
John N Dunn Group Ltd
GR0064
Russell Bowman
GO0030
John Lewis Newcastle
GR0065
Stephen Smith
GO0154
JK Property Consultants
GR0066
Pauline Smith
GO0169
Jacksons Law Firm
GR0067
Arthur Jay
GO0153
Intu Properties
GR0068
GO0002
Indigo Planning
GR0069
Colin Dennison
GO0098
Husband and Brown Limited
GR0070
Stewart Falconer
SC015
Historic England
GR0071
Lisa Cotton
GO0026
Hi-Grove Residential
GR0072
Suzie Raine
SC021
Highways England
GR0073
Leila Tavendale
GO0035
Heaton Manor School
GR0074
Barry Crow
GO0081
Heaton Manor School
GR0075
Rebecca Moosavian
GO0063
HealthWORKS Newcastle
GR0076
Susan Tideswell
SC024
HCA
GR0077
Chew
GO0036
HBF
GR0078
Bridget Deane
SC012
Hazlerigg Parish Council
GR0079
Jason Whalley
GO0175
Hanro
GR0080
Stephanie Downey
GO00171
Hammerson
GR0081
Chris Lamb
GO0159
Hall and Partners
GR0082
Richard Rook
GO0080
Gosforth Junior High Academy
GR0083
Scott Ferguson
GO0079
Gosforth East Middle School
GR0085
Violet Rook
SC022
GO0058
SC018
GR0043
GR0058
GR0059
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
Karen Bodani
Mr & Mrs Wharton
S Donnelly
Wright
31
GO0078
Gosforth Central Middle School
GR0086
W Nash
GO0077
Gosforth Academy
GR0087
Anthony Sanderson
GO0164
Gavin Black & Partners
GR0091
Roger Malton
SC003
Gateshead Council
GR0092
Stephen Chisholm
GO0177
FVA Bilfinger
GR0093
Rachel Davison
GO0023
Friends of Jesmond Library
GR0094
Michael Kirton
GO0097
Food Newcastle
GR0095
Mohammed Ajaib
Additional Consultees – Residents and businesses in the East Pilgrim Street
Area
Carliol Square Car Park
All Bewick Court Reisdents
Hoochie Coochie
All 55 Degrees North Residents
The Market Lane
Prime Time Recruitment
Popolo
Green Ginger Hairdressing
The Gusto Group
Christian Literature Crusade
Don Vitos
Briganti
Olivers (newsagents) Ltd
Newcastle Council For Voluntary Service
Alvinos
Storeys Edward Symmons, Floor 1
Lockton Companies International Ltd, Floor 4
John Gerard
Saint Andrews House residential properties
Non Fossil Purchasing Agency Ltd, Floors 4 & 5
Closegate Floor 3
Graphite Resources Ltd
Tyne & Wear Building Preservation Trust, Floor 3
HCL Doctors
Your Homes Newcastle
International Property Awards
Higham Place residential properties
Waugh Moody And Mulcahy
Mitchell Halton Watson
Fat Buddha Bar & Asian Kitchen
The Hustler Pool And Snooker Club, Level 1
Riley Consulting, Level 5
Almonds And Raisins
Cruise, Princess Square
Naylors, Level 2A
Eldon Associates Ltd, Floor 1
Net60six Limited, 2nd Floor
Nicholas Mark Hairdressing, Ground Floor
Northumbria University- JISC InfoNet, Level 3A & B
Boots The Chemists Ltd, Ground Floor
Allianz Level 3
Newcastle International School Of English, Floor 2 & 3
Horncastle Executive Travel Level 3
Saville Dental Practice, Floor 1
AON Limited, Level 4A
Carers Centre Newcastle, Ground Floor
Citizen's Advice North Area, Level 4 East
Saville Medical Group
Zurich Insurance Level 5
NODA Taxis
Gordon Brown Associates Level 6
Saint Andrews RC Church
Age UK Level 5
Saint Andrews Presbytery
Origen
Jobs@pertemps, Ground And First Floor
Hood Street Club
Nationwide Building Society
Sir James Knott Trust, Floor 2
Halifax Plc
Manpower Plc, Office 1B Ground And First Floor
City Library Charles Avison Building
Osborne Orthodontics, Office 1A
Laing Art Gallery
CDI AndersElite, Floor 3
Super Shop
Northumbria Police
Metro Radio Floors 1 And 2
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
32
Pitman Training
Fusion
Virgin Money
LQ Nightclub
Vision Express
Premier Inn
Thomas Cook Travel
Newcastle Building Society
Scotts
Venue
Santander
Aviva Insurance, Floor 2
Hart Jackson Hall Smith Solicitors, Floor 2
Employment Service Northern Regional Office
McColls
Newcastle Magistrates Court Justice Clerks Office
Entertainment Exchange
Magistrates Courts
Tyneside Cinema
Newcastle Partnership, Ground And First Floor
Intermezzo Ltd
Newcastle Primary Care Trust
Acupuncture & Massage
Northern Goldsmiths
Yogalilies
NHS Trust
F Robson And Company
Optima Legal
The Local
World Headquarters, Ground And Floor 1 And 2
Yorkshire Bank Plc
Globe City Gallery, Floors 3 - 5
Executemps, Floor 1
Bridge And Tunnel Productions, Floor 4
Pizza Al Taglio, Ground Floor
Mayfield Studio, Floor 3
Newcastle Jewellery
Coulson Corporation, Floor 1
Leaf Clothing
El Roboto, Floor 4
White Box Black Box Projects, Floor 2
Body Zone, Floors 1 - 2
B & D Studios, Floor 3
The House Newcastle, The Basement
The Northern Charter Floor 5
Newcastle Buddhist Centre, Floor 3
F6 Studios Floor 6
Enigma
Locus Plus, Floor 7
Metro Repro Ltd, Ground And First Floor
TUC, Floor 5
Quayside Studios, Floor 4
Vane, Floor 1
Them Wifies, Floor 2
M & J Quality Alterations, Floor 1 & 2
Stonebrook Media Ltd Floor 1
Nyce Nails, Floor 2
Euro Hostel
City Takeaway
The WareRooms
Smokey Joe
50 Pilgrim Street residential properties
For Your Eyes Only
Army & Navy Surplus Store
IAMVIP Lets, Ground Floor
Baps Sandwiches
Intersect Architects
Action 4 Employment Northumbria, Floors 1 & 2
Jam Marketing (UK) Ltd
Centreland
Magnetic Print And Design
Bilifinger GVA
Eshishin
BT
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
33
Appendix 2 – Draft Letter
The person dealing with this matter is:
Investment and Development
Newcastle City Council
Civic Centre, Barras Bridge
Newcastle upon Tyne, NE1 8QH
www.newcastle.gov.uk
28 July 2016
IF YOU NEED THIS INFORMATION IN ANOTHER FORMAT OR
LANGUAGE PLEASE CONTACT THE SENDER.
Consultation on: 1) Newcastle City Council’s East Pilgrim Street
Development Frameworks. Notification of: 2) The adoption of
Kenton Bank Foot Masterplan
Dear Sir/Madam,
1) I would like to invite you to make representations on Newcastle City Council’s
draft East Pilgrim Street Development Frameworks.
The East Pilgrim Street area is identified as a key site in the Core Strategy and Urban
Core Plan (CSUCP) and represents one of the most strategically important City
Centre regeneration areas in the north of England. Newcastle has consistently been
identified as a location for major retail growth and provides the space for the retail,
leisure and commercial core to expand.
Development frameworks will provide guidance on how East Pilgrim Street can
come forward in a phased manner as there is a need to have a co-ordinated and
comprehensive approach to development. The frameworks will provide guidance to
promote development whilst sustaining and enhancing the character and
appearance of the historic environment.
Two development frameworks are being prepared for the area which cover the East
Pilgrim Street allocation in the CSUCP. The northern area of the East Pilgrim Street site
is allocated for retail led development which will provide a new retail destination
supported by a mix of uses. The central and southern areas are allocated for mixed
uses including offices, residential and leisure. The East Pilgrim Street Development
Frameworks will be a material consideration for all applications within the area.
It is now a requirement that public consultation takes place. Consultation on the
draft East Pilgrim Street Development Frameworks will last for six weeks from 28 July
2016 to 8 September 2016.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
34
Copies of the Development Frameworks and Statement of Representation
Procedure are available to view and have been published for inspection on the
council’s website at: https://www.newcastle.gov.uk/planning-andbuildings/planning-policy/east-pilgrim-street-development-framework// and are also
available for viewing at:
Newcastle Civic Centre
Newcastle City Library
City Council,
Charles Avison Building,
Customer Service Centre,
33 New Bridge St W,
Barras Bridge,
Newcastle upon Tyne
Newcastle upon Tyne,
NE1 8AX
NE1 8QH,
(Monday to Thursday 10am to 7pm,
Friday 10am to 5pm, Saturday 10am to
4pm and Sunday 11am to 4pm).
(Monday to Friday 9am to 4.30pm).
Comments can be made by email or by post to the following addresses:


Email: [email protected]
Post: Newcastle City Council, Planning Policy, Barras Bridge, Newcastle upon
Tyne, NE1 8QH,
Following consultation, the council will consider the submissions and amend the draft
East Pilgrim Street Development Frameworks taking into account the consultation
responses prior to asking Cabinet to adopt the Development Frameworks.
If you have any questions, please do not hesitate to contact Emma Warneford,
Planning Policy Team on:
Phone: 0191 211 5004
Email: [email protected]
2) Newcastle City Council adopted the Kenton Bank Foot Masterplan on 16 May
2016
The Kenton Bank Foot Masterplan sets out the council’s framework for delivering
approximately 800 new homes at Kenton Bank Foot as part of the delivery of houses
allocated within the Core Strategy and Urban Core plan (March 2015). The
Masterplan provides a high level framework for taking forward development at
Kenton Bank Foot and establishes key principles to which any planning applications
submitted for the sites must comply, such as design codes, landscaping, open
space, and service provision. It also importantly sets out the infrastructure required to
support the development and how this will be delivered.
The adopted Masterplan, the Adoption Statement (enclosed) and the Consultation
Statement which includes copies of representation can be viewed electronically
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
35
online at https://www.newcastle.gov.uk/planning-and-buildings/planningpolicy/kenton-bank-foot-masterplan and paper copies are available to view at:
Newcastle Civic Centre
Newcastle City Library
City Council,
Charles Avison Building,
Customer Service Centre,
33 New Bridge St W,
Barras Bridge,
Newcastle upon Tyne
Newcastle upon Tyne,
NE1 8AX
NE1 8QH,
(Monday to Thursday 10am to 7pm,
Friday 10am to 5pm, Saturday 10am to
4pm and Sunday 11am to 4pm).
(Monday to Friday 9am to 4.30pm).
If you have any questions, please do not hesitate to contact Sarah Davitt, Strategic
Housing sites team on:
Phone: 0191 277 8949
Email: [email protected]
Yours faithfully,
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
36
Appendix 3 – Draft FAQ’s
East Pilgrim Street Development
Frameworks
Frequently Asked Questions
What are the East Pilgrim Street Development Frameworks?
The East Pilgrim Street Development Frameworks will provide guidance on how the
East Pilgrim Street area can come forward in a phased manner as there is a need to
have a co-ordinated and comprehensive approach to development to comply
with the policy on East Pilgrim Street in the Core Strategy and Urban Core Plan
(CSUCP).
The frameworks will provide guidance to promote development whilst sustaining and
enhancing the character and appearance of the historic environment. Two
development frameworks are being prepared for the area which cover the East
Pilgrim Street allocation in the CSUCP.
Why are the council preparing the Development Frameworks?
The CSUCP produced jointly with Gateshead Council was adopted on the 26 March
2015. The Plan has a number of strategic objectives including expanding the Urban
Core as a destination which will be delivered by the policies in the CSUCP.
The East Pilgrim Street area is identified as a Key Site in the CSUCP and represents
one of the most strategically important City Centre regeneration areas in the north
of England. Policy NC2 in the Core Strategy sets out that development for East
Pilgrim Street will be comprehensively planned and the Development Frameworks
will show how individual blocks could come forward in a co-ordinated manner.
What uses are proposed at East Pilgrim Street?
Policy NC2 sets out uses which the site is allocated for. It is divided into 2 areas the
area north of Market Street and the area south of Market Street. The northern area is
allocated for retail led (A1) mixed use and the southern area for offices (B1),
residential (C3), student accommodation (C4) and leisure (D2). These are principal
uses and other ancillary uses are likely to come forward too.
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
37
Will the listed buildings be retained?
The Development Frameworks show all listed buildings and the scheduled ancient
monument being retained and the Council seeks to sustain and enhance heritage
assets in line with national planning policy.
Will there be changes to the transport network?
Yes there will be improvements to the routes through the area, the Development
Frameworks set out a phased programme of improvements which will enhance the
area. These will provide increased pedestrian priority and cycle routes on some
streets and the Development Frameworks seek to better integrate the area into the
City Centre through improvements to streets.
How can I have my say?
Consultation on the draft East Pilgrim Street Development Frameworks will last for six
weeks from 28 July 2016 to 8 September 2016. Copies of the Development
Frameworks, Consultation Statement and Statement of Representation Procedure
are available to view and have been published for inspection on the council’s
website at https://www.newcastle.gov.uk/planning-and-buildings/planningpolicy/east-pilgrim-street-development-framework// and are also available for
viewing at;
Newcastle Civic Centre
Newcastle City Library
City Council,
Newcastle City Library
Customer Service Centre,
Charles Avison Building,
Barras Bridge,
33 New Bridge St W,
Newcastle upon Tyne,
Newcastle upon Tyne
NE1 8QH,
NE1 8AX
(Monday to Friday 9am to 4.30pm).
(Monday to Thursday 10am to 7pm, Friday
10am to 5pm, Saturday 10am to 4pm and
Sunday 11am to 4pm).
Comments can be made by email or by post to the following addresses:
Email: [email protected]
Post: Newcastle City Council, Planning Policy, Barras Bridge, Newcastle upon Tyne,
NE1 8QH.
After consultation will the Development Frameworks be revised and published?
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
38
Yes- the council will publish a statement of consultation and amend the frameworks
taking into account comments raised. Once approved the documents will be
published on the planning policy webpages.
When will the Development Frameworks be adopted?
Following consultation, the council will consider the submissions and amend the
development frameworks as required prior to asking Cabinet to adopt the
frameworks. The timescales for adoption are:
Redraft Development Frameworks and finalise
adoption version
Report to Cabinet
Publish and adopt East Pilgrim Street
Development Frameworks
EAST PILGRIM STREET DEVELOPMENT FRAMEWORKS - NOVEMBER 2016
August/September 2016
Autumn 2016
39